121 Orchard Ln · Sulphur, LA 70665

$225,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily · 13 Days on market

Built 2019 6,534 sqft lot Est $206k · 9% over $20/mo HOA · 1% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Sizzling Summer Incentive - Package with Free side by side Refrigerator & Washer/Dryer! * (Restrictions Apply) DSLD HOMES' HUDSON III B offers a 3 bedroom 2 bathroom open and split floor plan! Special features include: Frigidaire appliance package, 3cm granite countertops in kitchen and baths, birch cabinets throughout, wood floors in living room, ceramic tile flooring in wet areas, Pfister Tuscan bronze bathroom fixtures, post tension slab, and more. Energy Efficient Features: Rheem tankless gas water heater, radiant barrier decking in attic, low E tilt-in windows, and more!

Key facts

• Eat at island
• Breakfast area
• Large master bath

Tags

• WATERFRONT ON THE POND
• OPEN AND SPLIT FLOOR PLAN
• BREAKFAST AREA
• EAT AT ISLAND
• LARGE MASTER BATH
• SHOWER AND SOAKER TUB

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $240 (about $20/month)

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One-story
• Exterior features: Waterfront property; Rectangular lot (approximately 60 x 110 feet, 0.15 acres)

Interior

• Bathrooms: Two full bathrooms
• Interior features: No fireplace; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 10.9% vs local median 8.8% in Sulphur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#48 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: crime D-, amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $225k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $205,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Orchard Ln	0.08mi	3/2.0	1,514 (-1%)	7mo	$207,000	$137	88
337 Madison Xing	0.10mi	3/2.0	1,452 (-6%)	8mo	$208,000	$143	80
235 Aston Ln	0.26mi	3/2.0	1,563 (+2%)	10mo	$214,000	$137	77
277 Paisley Pkwy	0.31mi	3/2.0	1,616 (+5%)	2mo	$214,000	$132	75
305 Paisley Pkwy	0.32mi	3/2.0	1,618 (+5%)	4mo	$217,000	$134	73
248 Long Hill Dr Dr	0.11mi	3/2.0	1,698 (+10%)	7mo	$205,000	$121	71
109 Briar Ct	0.26mi	3/2.0	1,642 (+7%)	7mo	$212,500	$129	71
224 Pipers Ln	0.30mi	3/2.0	1,641 (+7%)	12mo	$233,900	$143	64
344 Madison Crossing Dr	0.14mi	3/2.0	1,710 (+11%)	12mo	$219,500	$128	64
216 Pipers Ln	0.28mi	3/2.0	1,738 (+13%)	3mo	$240,000	$138	62
308 Paisley Pkwy	0.29mi	3/2.0	1,755 (+14%)	3mo	$233,000	$133	60
544 Patton St	0.64mi	3/2.0	1,400 (-9%)	1mo	$115,000	$82	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $17,986
• Equity at exit: $33,548

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $85,731
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70665

• Active inventory: 236
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,932 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$94
• HOA: −$20
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $855

Break-even live

Break-even rent $1,849

Max offer price $225,000

Occupancy floor 66%

Sensitivity live

Price	-10% $982	-5% $919	+0% $855	+5% $791	+10% $728
Rent	-10% $623	-5% $739	+0% $855	+5% $971	+10% $1,087
Rate	-1.0pp $968	-0.5pp $912	base $855	+0.5pp $797	+1.0pp $737

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 E Carlyss Blvd Sulphur, LA	1.0–3.0	1.0–2.0	966	$2,296	$2.38	14d	10	0.23mi
293 Sawyer Dr Sulphur, LA	4.0	2.0	2079	$4,400	$2.12	44d	1	0.38mi
1141 Mosswood Dr Sulphur, LA	2.0–3.0	2.0–3.5	1332	$2,195	$1.65	44d	1	1.19mi
1917 Linda Ave Sulphur, LA	3.0	2.0	1288	$1,890	$1.47	44d	1	1.46mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: watergas

Listing history 12 events

1. 2026-06-19
   days on market $225,000 Active 13 DOM
2. 2026-06-18
   days on market $225,000 Active 12 DOM
3. 2026-06-17
   days on market $225,000 Active 11 DOM
4. 2026-06-16
   days on market $225,000 Active 10 DOM
5. 2026-06-15
   days on market $225,000 Active 9 DOM
6. 2026-06-14
   days on market $225,000 Active 7 DOM
7. 2026-06-13
   days on market $225,000 Active 6 DOM
8. 2026-06-10
   days on market $225,000 Active 4 DOM
9. 2026-06-09
   days on market $225,000 Active 3 DOM
10. 2026-06-08
    days on market $225,000 Active 2 DOM
11. 2026-06-07
    remarks 389-char remark
12. 2026-06-07
    listed $225,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,181
• − Mortgage interest: −$12,603
• − Property taxes: −$2,008
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$240
• − Depreciation: −$6,545
• Taxable income: $7,030
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $8,573/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Sulphur

• Score: 71/100
• State rank: #48
• US rank: #7164

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sulphur, LA
• City population: 27,799
• Population (ZIP): 12,891

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+17.9% since first listed

4 events — show timeline

• 2026-06-06 Listed $225,000 SWLAR
• 2023-05-26 Sold (Public Records) $50,000 Public Records
• 2019-08-09 Sold (MLS) — SWLAR
• 2019-02-19 Listed $190,895 SWLAR

Property tax history

+28.1%/yr

Latest (2025): $2,008 · +0.8% YoY. Source: county tax records.